17 Oldcourt Manor, Ballycullen, Tallaght, Dublin 24, D24 P9FX
90 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 3 Bed · 3 Bath · 103m² · Semi-D
Market Position
Priced Within Local Sold Range
At €550,000, this home is priced within the typical range of 90 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
90 closed sales nearby · 8mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €550,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €27,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €550,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€27,500
That's what overbidding by just 5% on a €550,000 home costs you — before interest.
A €19 check before a €550,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 90 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €550,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
90 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 3.3% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
90
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±14%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 90 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 Old Court Ave, Firhouse, Dublin 24, Dublin 24, Dublin | 2025-01-13 | 144m² | |
| 21 Ferncourt Green Old Court Rd, Dublin 24, Dublin, Dublin 24, Dublin | 2025-07-21 | 114.1m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Rating Impact: With a C3 BER rating, this property sits in the mid-range; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while current annual energy costs are estimated at €1,400-€1,800 compared to €800-€1,200 for B-rated properties.
Details
- Size and Configuration: The property offers a comfortable 103 sqm with 3 bedrooms and 3 bathrooms, aligning with the median of 3 beds and 2 baths within the 1km radius over 180 days but exceeding the average property size of 95.57 sqm within 3km.
- Value Optimization Opportunity: Given the €414,434.75 estimated value and €550,000 asking price, there's a clear opportunity to optimize value by aligning the asking price with its estimated market worth or investing in targeted upgrades to justify a higher price.
- Hypothesis: The C3 BER rating, while not poor, represents a missed opportunity for significant value uplift and cost savings compared to newer or upgraded properties in the area; strategic retrofitting could unlock substantial capital appreciation and reduce operational expenses, making it a compelling investment case for cost-conscious buyers.
Amenities
Transport Connectivity: Residents have access to Dublin Bus routes 175 and 210 serving the immediate area, with the Luas Red Line at The Square Tallaght stop (approx. 2.5km) providing further city access.
Details
- Local Shopping & Services: The property is situated near The Square Shopping Centre, offering a wide array of retail outlets and services, alongside local convenience stores within walking distance in Ballycullen.
- Educational & Healthcare Access: Proximity to numerous schools including St. Aidan's Primary School and St. Mark's Community School, with Tallaght University Hospital (approx. 2km) providing comprehensive healthcare services.
- Hypothesis: The increasing urbanisation of Dublin 24, with potential future infrastructure upgrades and improved public transport links to the city centre, will likely enhance the appeal and value of properties like this semi-detached home in Ballycullen, attracting more young families and commuters seeking a balance of suburban living and urban accessibility.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.